01-24-2021, 03:03 AM
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I've been tracking the market closely over the past year and there seems to be quite an acceleration in demand for houses on this side of the river, namely in Camas and Washougal. In my search, my goal was to try and find a piece of property that had these must-haves:
- Close and/or easy access to PDX
- Sizable lot, not a shoulder-to-shoulder tract home, preferably something > 1 acre
- Something that isn't too far out of "town" or too remote feeling
- Preferably more upscale and nice
Given those parameters, I narrowed my focus onto Camas and Washougal specifically... but there just does not seem to be many properties available that fit the bill. What's the best place to look for property like this?
I know Ridgefield is being developed and up and coming, but it's too far North and away from PDX for me. Same for Brush Prairie and Battleground.
What's even left out there?? And how's the future outlook in this area going to trend? How about the area North of Lacamas Lake in Camas (i.e. Fern Prairie), there seems to be quite a bit of rural space out there, mixed in with commercial buildings, could that be the best potential?
Lastly, another promising area I found was around Sunset View Rd. in Washougal. It's on the border of the city limits and has a direct shot to Hwy 14. There was a 4 acre lot listed there for $400k just recently which seemed like it would have fit the bill quite well, but unfortunately already sold in a week... any thoughts?
Sorry for the litany of questions but appreciate the insight!!
01-24-2021, 01:05 PM
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What’s your budget all in? You are kind of asking for the world as far as camas properties so there are going to be very few options and you will pay top dollar for close in acreage.
01-24-2021, 01:13 PM
Location: State of Transition
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I'm not sure I understand your criteria. They seem a little contradictory. You want something in town, but you don't want urban-sized lots. That's very hard to find in any city, and it costs top dollar, when you do find it.
And you're looking for empty lots to build on, is that right?
01-24-2021, 01:37 PM
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Budget is up to $1M, and I guess I'm trying to better understand what this kind of property I'm looking for actually costs these days?
I am primarily looking for lots but also open to houses with lots that fit the criteria.
I think we can all agree that property near town vs. property that's miles away on the outskirts have very different feels.
01-24-2021, 02:26 PM
Location: We_tside PNW (Columbia Gorge) / CO / SA TX / Thailand
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Do consider your commutes. Rural roads came be slow, dark and dangerous. Several friends live in rural Camas on Mt Livingston / Jones Creek /Riley Rd.... I live east of Washougal in CGNSA, and can be to PDX before my friends can get to Camas or are sitting at traffic lights on 192. I prefer no traffic lights in entire county. I can be to Safeway / Bimart / schools in under 10 min. No lights or stop signs. I do 100+ flts/yr and can be from my WA country home to my departure gate < 30 min. (If I hurry...., Usually I allow 45 min to include parking and shuttle.)
I just sold a supreme 3 acres with shop, gardens, small home, view and excellent building site... Under $300k. Bought 10+ acres with great views nearby for under $200k. A friend sold 3 of his 5 acreages off Sunset View. That is a quite convenient location. Too bad it is within Clark County. (Much higher permit, impact fees, building costs and taxes). All but 2 of my neighbors are older and we will die soon, freeing up more properties. Watch the obituaries, that is where the realtors get their listings. Our home goes to a charity, so they will sell it to get cash.
Last edited by StealthRabbit; 01-24-2021 at 02:36 PM ..
01-24-2021, 03:58 PM
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What are your thoughts on the Fern Prairie area north of Lacamas Lake? That seems to be the only area left with some land in Camas that isn't crazy far North.
If buying property in CGNSA, isn't it a huge head ache having to deal with the Friends of the Gorge to build or expand something?
How far East exactly are you of Washougal, like Cape Horn East? I'm guessing with your quick commute time into PDX is due to a straight shot with Hwy 14?
01-24-2021, 04:25 PM
Location: We_tside PNW (Columbia Gorge) / CO / SA TX / Thailand
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You didn't mention whether Camas Schools was a MUST. (it is for many)
or... If you have teen drivers (two friends living in Fern Praire lost their teen daughters to car accidents on the nearby roads)
or... if you commute daily or a few times / month.
Fern Prairie is fine (beware it is not all 'Upscale', as you will note). I have a few friends buried at Fern Prairie Cemetary, it's a nice place to rest.
We helped build several homes for homeschool families quite near Fern Prairie and many families are still there. We are weekly at a home near NE38th St and 261st Ave, and Reilly Rd using Blair Rd as a commute.
Find your preferred area, find a rental or existing home as near as possible, then... Shop for ideal properties (Some of mine I sought for 10+ yrs each) They often just 'popped' up unexpectedly. As mentioned, I have many friends and neighbors who will be forced to sell in the next 10 yrs (maybe tomorrow...). Taxes, Health, Finances (some have already been without income for 30+ yrs). Over 20 properties have exchanged hands in the last 2 yrs (all within 5 miles).
I am near Cape Horn.
Friends(?) of the Gorge are not your problem when building...(County has taken over building role (which was a huge mistake, compared to Federal control)
'Friends (?) just watch and record you daily with spotting scopes and drones. Just gotta get used to it, they (Outsiders) want to be in your face and in control of you, but as long as you are 'Stealth', (and not bothered by being watched 100% of the time), you can survive. Kinda like a job... Yes, you can be successful, in spite of how difficult your idiot boss makes your job and limits your resources to get results.
01-24-2021, 04:41 PM
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Camas schools would be a nice to have but not a must, because I think this circles back to my overall question of availability of > 1 acre parcels in the area and in today's market. It doesn't seem like finding that kind of land with Camas Schools and not super far North is really possible.
Again, only place I can see where that has potential is Fern Prairie. I heard that area is fairly commercial at the moment. Do you think it will gentrify in the coming years? I believe developers are actively expanding there and putting up subdivisions, but other available land for a single, personal residence seems hard to come by.
How difficult is it to build or remodel or expand a home in the SA with the County?
01-24-2021, 05:14 PM
Location: We_tside PNW (Columbia Gorge) / CO / SA TX / Thailand
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I also know of several retirees needing to sell acreage (usually with existing homes) in Fern Prairie but the only large parcel was sold to a developer by friends who had a farm above Ledbetter Rd.
Fern Praire will not gentrify, as there are not large parcels available and too many small parcels will stay with extended families. It will be mixed use for next 20+ yrs. But there are plenty of decent smaller established subdivisions that will not be 'junky', retain their valuations and quality neighborhoods.
You cannot expand the footprint of an existing home in CGNSA unless you can prove it complies with the Std Dev of sf ft of many neighboring places. I lucked out on an approval I did for a builder friend, when a few nearby existing homes had attached 4 and 6 car garages! I personally am interested a very small projected footprint. (Stealth ) Beyond drones, I suppose the next technology the county implements will be able to see "INSIDE" our homes, through multiple levels, then I am hosed.
Last edited by StealthRabbit; 01-24-2021 at 05:28 PM ..
01-24-2021, 11:53 PM
20 posts, read
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Thanks for the insight. If Fern Prairie is not going to gentrify and will stay mixed use, I'm not sure where else in the area I could look that would fit my criteria.
By the way, this was the lot in Washougal that I recently missed out on, it seemed to check all of the boxes. What are your thoughts?
https://www.redfin.com/WA/Washougal/37116-SE-Sunset-View-Rd-98671/home/14591515?utm_medium=share&utm_source=web_share&utm _campaign=copy
https://goo.gl/maps/odddT13Bp4qU4bw49
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People in Group quarters - Wards in military hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Juvenile institutions (%)
People in Group quarters - Long-term care (%)
People in Group quarters - Homes for abused, dependent, and neglected children (%)
People in Group quarters - Residential treatment centers for emotionally disturbed children (%)
People in Group quarters - Training schools for juvenile delinquents (%)
People in Group quarters - Short-term care, detention or diagnostic centers for delinquent children (%)
People in Group quarters - Type of juvenile institution unknown (%)
People in Group quarters - Noninstitutionalized population (%)
People in Group quarters - College dormitories (includes college quarters off campus) (%)
People in Group quarters - Military quarters (%)
People in Group quarters - On base (%)
People in Group quarters - Barracks, unaccompanied personnel housing (UPH), (Enlisted/Officer), ;and similar group living quarters for military personnel (%)
People in Group quarters - Transient quarters for temporary residents (%)
People in Group quarters - Military ships (%)
People in Group quarters - Group homes (%)
People in Group quarters - Homes or halfway houses for drug/alcohol abuse (%)
People in Group quarters - Homes for the mentally ill (%)
People in Group quarters - Homes for the mentally retarded (%)
People in Group quarters - Homes for the physically handicapped (%)
People in Group quarters - Other group homes (%)
People in Group quarters - Religious group quarters (%)
People in Group quarters - Dormitories (%)
People in Group quarters - Agriculture workers' dormitories on farms (%)
People in Group quarters - Job Corps and vocational training facilities (%)
People in Group quarters - Other workers' dormitories (%)
People in Group quarters - Crews of maritime vessels (%)
People in Group quarters - Other nonhousehold living situations (%)
People in Group quarters - Other noninstitutional group quarters (%)
Residents speaking English at home (%)
Residents speaking English at home - Born in the United States (%)
Residents speaking English at home - Native, born elsewhere (%)
Residents speaking English at home - Foreign born (%)
Residents speaking Spanish at home (%)
Residents speaking Spanish at home - Born in the United States (%)
Residents speaking Spanish at home - Native, born elsewhere (%)
Residents speaking Spanish at home - Foreign born (%)
Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)